How Long Does Planning Permission Last?
When embarking on a new home improvement or construction project, one of the first hurdles people face is planning permission. From large extensions to loft conversions, understanding how long planning permission lasts and how to keep it valid is essential. If your planning permission expires, it can be difficult to regain it and cost you money.
In this article, we’ll provide you with a comprehensive guide to planning permission, including answering the question ‘how long does planning permission last?’
Read on for more information…
What Is Planning Permission?
Planning permission is the formal approval you need to carry out certain types of building work or change how land or buildings are being used. In most cases, this permission is granted by local planning authorities, and it ensures new developments are appropriate for the local area. To determine this, it takes into account various factors, including damage to the environment, its appearance, neighbouring properties and much more.
In short, planning permission is a control measure that prevents unsuitable developments and ensures a project aligns with the local community and national planning guidelines. Without it, unauthorised work could be subject to enforcement action, such as fines or even demolition of the work.
In most cases, anyone wanting to build something new or make a major change to an existing building will require planning permission from a local authority.
How Long Does It Take To Get Planning Permission?
The time it takes to secure planning permission varies depending on the complexity and size of your project, as well as the workload of your local authority.
However, for straightforward applications, councils will normally make a decision within eight weeks.
If your project is more complex, the process can take longer. This might be up to 13 weeks or even longer. This is sometimes the case for major developments involving multiple buildings or commercial property.
It’s important to remember that delays are more likely if your application lacks the necessary details, structural drawings or supporting documents. With this in mind, it’s vital you properly submit your application the first time.
What Projects Need Planning Permission?
Not every home improvement requires planning permission, but lots do. Usually, you’ll need approval for:
- New builds: Constructing brand new houses on previously unused land will need planning permission.
- Significant extensions: This is particularly the case for projects that increase height or substantially change the appearance of a building.
- Change of use: If a residential property is changing into commercial premises, planning permission will be needed.
- Major landscaping work: Creating new roads, raising ground levels or any other major landscaping work will usually need planning permission.
Before beginning a project, it’s essential to check whether planning permission is needed and the type you need. Your local council will be able to provide you with all the information you need.
How Long Does Planning Permission Last?
Once it has been granted, planning permission in the UK will last for three years from the date of approval. This means that construction must start within three years; after this time, the permission will expire and be invalid.
This three-year limit was introduced in 2009 to encourage timely development and prevent the land from sitting idle. Before 2009, developers could gain planning permission and start work whenever they wanted. Sometimes, this meant land would be undeveloped indefinitely, creating a redundant space that was unused. In a country that has a well-publicised lack of housing, this was clearly a problem.
Now, the standardised three-year rule means that failing to start work within the timeframe will cause the permission to expire, and you will need to reapply.
What Counts As Starting Construction?
One of the most important aspects of planning permission is understanding what officially counts as starting the development. To keep planning permission ‘alive’, you must carry out a meaningful commencement of work before the three-year period comes to an end. Simply clearing the site or marking out the boundaries isn’t enough; some meaningful work will have to take place. This includes:
- Erecting part of a building, even if it’s just the start of the structure
- Demolishing an existing building on the site
- Excavating or digging trenches for foundations
- Installing pipes or drainage systems
- Constructing or laying out a road intended for the development
- Carrying out a material change of use of land or buildings
These activities demonstrate a physical will to complete the work and the legal start of the development. Once commenced, your planning permission will remain in effect indefinitely – meaning the project can continue beyond the initial three-year deadline.
However, the commencement must comply with the conditions of your planning permission. Starting work that doesn’t match your permission could render the development unauthorised and will not count.
Can You Extend Planning Permission?
No, you can no longer extend planning permission.
Before October 2013, it was possible to apply for an extension of time on your planning permission, allowing you to renew it rather than having to re-submit a full application. Homeowners and developers could pay a fee and extend the approval for another three years.
However, these extensions were removed in 2013. Now, if you fail to start work within three years, you will need to submit a new planning permission application. This will be subject to current planning rules and policies, which may have changed since the original approval. This was further reinforced in 2023 when it was made easier for councils to refuse new planning applications on land that has previously received permission. This was done to prevent land banking.
Land banking is when a developer or investor gets planning permission for a site, but deliberately delays construction as they want to wait for the land value to rise. While this can be profitable, it is a problem for local communities, especially in areas where there are housing shortages.
Planning permission is a vital step in most building projects, and understanding how long it lasts can save you time and money. Remember, most permissions last for three years and you must start work before it expires to prevent having to reapply.
